Construction Timeline | Salon Suites Example

Overview

This document provides a detailed construction timeline for Luxa Salon Suites build-out, covering pre-construction through Certificate of Occupancy. Based on Phase 9 research, the total project duration ranges from 13 weeks (optimistic) to 22 weeks (realistic with contingencies).

Timeline Assumptions:

18-suite facility, ~3,500-4,000 sq ft
Loudoun County jurisdiction
Standard tenant improvement (non-structural)
No hazardous material abatement required

1. Timeline Overview

Master Schedule (Gantt-Style)

WEEK:  1   2   3   4   5   6   7   8   9  10  11  12  13  14  15  16  17  18  19  20  21  22
       |---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
PRE-CONSTRUCTION
       [====DESIGN/BIDDING====]
       [----EQUIPMENT ORDER (China: 45+ days)---------------------------------->]
                                                                               [DELIVERY]

PERMITS
           [====SUBMIT====][====REVIEW====][RESUBMIT][====REVIEW====][ISSUE]
                                           (if needed)

CONSTRUCTION
                                                   [DEMO][FRAME/ROUGH][DRYWALL][FINISH][TRIM]
                                                   |----------- 6-10 WEEKS -----------|

CLOSEOUT
                                                                               [INSPECT][CO]
       |---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
WEEK:  1   2   3   4   5   6   7   8   9  10  11  12  13  14  15  16  17  18  19  20  21  22

Phase Duration Summary

Phase	Duration	Weeks	Dependencies	Notes
Pre-Construction	2-4 weeks	W1-W4	Lease signed	Design, bidding, ordering
Permits	3-6 weeks	W2-W8	Plans complete	May overlap with pre-con
Construction	6-10 weeks	W6-W16	Permit issued	Core build-out work
Closeout	2 weeks	W16-W18	Construction complete	Inspections, CO
TOTAL	13-22 weeks	-	-	Plus contingencies

2. Pre-Construction Phase (Weeks 1-4)

Week 1: Design Kickoff

Day	Activity	Owner	Deliverable
1-2	Finalize floor plan with architect	Owner + Architect	Preliminary floor plan
2-3	Review suite mix and placement	Owner	Confirmed layout
3-4	MEP engineer coordination	Architect	MEP requirements
4-5	Create Scope of Work document	Owner	SOW ready for distribution

Milestones:

Floor plan preliminary complete
SOW document finalized

Week 1-2: Contractor Bidding

Day	Activity	Owner	Deliverable
5-7	Distribute SOW to contractors (minimum 3)	Owner	Bid packages sent
7-10	Site walk-through with bidders	Owner + Contractors	Questions addressed
10-12	Bidder questions due	Contractors	RFI responses
12-14	Addenda issued (if needed)	Owner	Clarifications

Contractor Bid Timeline:

Bid period: 7-10 days
Minimum bidders: 3 (recommended)
Site visit: Required before bid

Week 2-3: Bid Review and Selection

Day	Activity	Owner	Deliverable
14-15	Bids due	Contractors	Completed bid forms
15-17	Review and compare bids	Owner	Bid comparison matrix
17-19	Interview top 2 contractors	Owner	Selection criteria evaluation
19-21	Select contractor	Owner	Award notification
21-23	Contract negotiation	Owner + Contractor	Final contract terms

Selection Criteria:

Price (40%)
Schedule (20%)
Experience with similar projects (20%)
References (10%)
Completeness of bid (10%)

Week 3-4: Long-Lead Equipment Orders

Item	Lead Time	Order By	Supplier
China FF&E (chairs, mirrors, carts)	45-60 days	Week 3	Alibaba Trade Assurance
Shampoo bowls (US)	2-3 weeks	Week 4	Keller, AGS, or SSW
Cabinetry	3-4 weeks	Week 4	Local or Kaemark
Electronic locks	2-3 weeks	Week 4	Nexkey or ButterflyMX
Lighting fixtures (CRI 90+)	2-3 weeks	Week 4	Electrical supplier

China Equipment Order Process:

Finalize product selections
Order samples if not already received
Place bulk order via Trade Assurance
Schedule pre-shipment inspection (AQL 2.5/4.0)
Confirm shipping/delivery timeline

Week 2: Permit Application

Activity	Timeline	Notes
Complete permit drawings	Week 1-2	Architect + engineer
Submit via LUN system	Day 10	Loudoun online submission
Pay permit fees	Day 10	At submission

Loudoun County Permit Resources:

LUN online portal (required since Dec 2025)
EZ Tenant Permit (if eligible: <7,500 sf, non-structural)
Plan review: ~10 business days per cycle

3. Permit Phase (Weeks 2-8)

Permit Timeline Detail

Week	Activity	Expected Outcome
W2	Submit permit application via LUN	Application received
W3-W4	First plan check review	Comments within ~10 business days
W4	Address plan check comments	Revisions prepared
W4-W5	Resubmit if needed	Second submittal
W5-W7	Second review (if required)	Approval or additional comments
W6-W7	Fire Marshal coordination	Fire safety approval
W7-W8	Permit issuance	Building permit in hand

Plan Check Comment Categories

Category	Typical Comments	Response Time
Fire/Life Safety	Egress, sprinklers, exits	Must address
Mechanical	HVAC sizing, ventilation	Must address
Electrical	Load calc, panel sizing	Must address
Plumbing	Fixture count, venting	Must address
ADA	Clearances, heights	Must address
Structural	Usually N/A for TI	If applicable

Fire Marshal Coordination

Activity	When	Notes
Initial review	With permit submittal	Fire Marshal on distribution
Pre-construction meeting	Week 5-6	Recommended for salon use
Interim inspections	During construction	As required
Final inspection	Before CO	Required for occupancy

Fire Marshal Concerns for Salon Suites:

Sprinkler coverage in new walls
Exit signage and emergency lighting
Egress path compliance
Chemical storage (nail services)

4. Construction Phase (Weeks 6-16)

Construction Schedule by Week

Weeks 6-7: Demolition and Site Prep

Activity	Duration	Notes
Mobilization	1 day	Contractor setup
Protection of existing elements	1 day	Protect what stays
Demolition of existing partitions	2-3 days	If applicable
Debris removal	1-2 days	Haul-off
Layout and marking	1 day	Establish suite locations

Deliverable: Space cleared and ready for framing

Weeks 7-9: Rough-In Work

Framing (Week 7-8):

Activity	Duration	Notes
Metal stud framing	4-5 days	All suite walls
Door frame installation	1-2 days	18 suites + common
Bulkheads/soffits	1-2 days	As needed
Blocking for fixtures	1 day	Mirror, cabinet mounts

Rough Electrical (Week 7-8):

Activity	Duration	Notes
Panel installation	1 day	200A panel
Branch circuit rough	3-4 days	All circuits
Outlet box installation	2 days	Per suite requirements
Lighting rough	2 days	Boxes and feeds

Rough Plumbing (Week 8-9):

Activity	Duration	Notes
Drain rough-in	2-3 days	Below slab if needed
Supply rough-in	2 days	Hot and cold
Water heater	1 day	Set and connect
Vent connections	1 day	Per code

HVAC Rough (Week 8-9):

Activity	Duration	Notes
Ductwork	3-4 days	Supply and return
Equipment setting	1-2 days	AHU or mini-splits
Exhaust rough	1 day	Restrooms, laundry

Milestone: Rough-In Inspection (End of Week 9)

Schedule trade inspections
Must pass before drywall
Payment trigger: 30%

Weeks 9-11: Insulation and First Drywall

Activity	Duration	Notes
R-13 insulation installation	2-3 days	All suite walls
First drywall layer (base)	3-4 days	Both sides of all walls
Acoustic sealant application	1 day	All perimeters

Critical STC 48-52 Requirements:

Insulation fully fills cavity (no gaps)
Acoustic sealant at top track
Acoustic sealant at bottom track
Acoustic sealant around penetrations

Weeks 11-12: Green Glue and Second Drywall

Activity	Duration	Notes
Green Glue application	2 days	2 tubes per 4x8 sheet
Second drywall layer (face)	3-4 days	Both sides of all walls
Taping	2-3 days	First coat

Critical Requirements:

Green Glue covers full sheet (don't skip edges)
Second layer attached within 15 minutes of compound
No drywall joints aligned between layers

Weeks 12-13: Drywall Finishing

Activity	Duration	Notes
Second coat mud	2 days	All joints
Third coat (if needed)	1 day	Sand and touch-up
Sanding	1-2 days	Smooth finish
Texture (if applicable)	1 day	Per finish spec
Prime	1-2 days	All surfaces
Paint	2-3 days	Two coats

Weeks 13-14: Flooring Installation

Activity	Duration	Notes
Subfloor prep	1-2 days	Level and clean
LVP installation (suites)	3-4 days	18 suites
LVP installation (common)	1-2 days	Corridors, reception
Tile installation (restrooms)	1-2 days	If tile specified
Transitions and trim	1 day	All thresholds

Weeks 14-15: MEP Trim and Fixtures

Electrical Trim:

Activity	Duration	Notes
Outlets and switches	2-3 days	All devices
Lighting fixtures	2-3 days	Task, ambient, accent
Panel labeling	1 day	Per suite

Plumbing Trim:

Activity	Duration	Notes
Shampoo bowls	2-3 days	10-12 units
Faucets	1 day	All locations
Restroom fixtures	1-2 days	Toilets, sinks
Break room sink	1 day	Utility sink

HVAC Trim:

Activity	Duration	Notes
Diffusers and grilles	1-2 days	All locations
Thermostats	1 day	Zone controls
Exhaust fans	1 day	Restrooms, laundry

Cabinetry and Millwork:

Activity	Duration	Notes
Wall cabinets	2-3 days	All suites
Base cabinets	1-2 days	Shampoo areas
Mirrors	1-2 days	All styling stations

Weeks 15-16: Final Touches and Punch List

Activity	Duration	Notes
Door hardware	2 days	Smart lock prep (locks separate)
Touch-up paint	1-2 days	All surfaces
Cleaning	1-2 days	Construction clean
Punch list walk	1 day	Owner + contractor
Punch list completion	2-3 days	Address all items

Milestone: Substantial Completion (End of Week 16)

All work complete except punch
Payment trigger: 30%

5. Closeout Phase (Weeks 16-18)

Inspection Schedule

Week	Inspection	Authority	Notes
W16	Electrical final	County/Inspector	After all devices complete
W16	Plumbing final	County/Inspector	After all fixtures complete
W16	Mechanical final	County/Inspector	After HVAC complete
W17	Fire Marshal final	Fire Marshal	Required for salon use
W17	Building final	Building Inspector	Comprehensive review
W17-W18	Certificate of Occupancy	I&P	After all finals pass

Inspection Preparation Checklist

Before Electrical Final:

All devices installed and operational
GFCI outlets tested
Panel labeled by suite
Emergency lighting functional
Exit signs illuminated

Before Plumbing Final:

All fixtures installed
No leaks at any connection
Hot water operational
Drain flow verified

Before Mechanical Final:

HVAC operational
Exhaust fans functional
Thermostats responding
Air balance acceptable

Before Fire Marshal Final:

Sprinklers unobstructed
Exit signage complete
Emergency lighting operational
Egress paths clear
Fire extinguishers mounted

Before Building Final:

All trade finals passed
ADA compliance verified
Finishes complete
Space clean and ready

Equipment Delivery and Installation (Week 18)

Activity	Duration	Notes
China equipment receipt	1 day	Verify against order
US equipment receipt	1 day	Shampoo bowls, etc.
Equipment staging	1 day	Organize by suite
Laundry equipment install	1 day	Washer/dryer hookup
Final walkthrough	1 day	Owner acceptance

Milestone: Certificate of Occupancy (Week 17-18)

Legal permission to occupy
Payment trigger: 10% (final)
Ready for tenant move-in

6. Critical Path Items

Critical Path Summary

The following items are on the critical path and any delay directly extends the project:

Item	Start	Duration	Impact if Delayed
Permit application	Week 2	3-6 weeks	1:1 delay to construction
China equipment order	Week 3-4	45+ days	Tenant move-in delay
Fire Marshal coordination	Week 5-6	Ongoing	CO delay
Rough-in inspection	Week 9	1-2 days	Drywall delay
Building final inspection	Week 17	1-2 days	CO delay

Critical Path Visualization

CRITICAL PATH:

PERMIT APP (W2) -----> PERMIT REVIEW (W2-W8) -----> PERMIT ISSUE (W8)
                                                           |
                                                           v
                                                  CONSTRUCTION START (W8)
                                                           |
                                                           v
                                               ROUGH-IN COMPLETE (W9)
                                                           |
                                                           v
                                               INSPECTIONS (W9) -----> PASS
                                                                         |
                                                                         v
                                                              DRYWALL/FINISH (W9-W16)
                                                                         |
                                                                         v
                                                              SUBSTANTIAL COMP (W16)
                                                                         |
                                                                         v
                                                              FINAL INSPECTIONS (W16-W17)
                                                                         |
                                                                         v
                                                                     CO ISSUED (W18)

Float (Non-Critical) Activities

Activity	Float	Notes
Equipment selection	2-3 weeks	Can finalize during bidding
Furniture procurement	4-6 weeks	After major decisions
Signage	6-8 weeks	Can complete post-CO
IT/Security	4-6 weeks	Can parallel with construction

7. Milestone Markers

Payment Milestones

Milestone	Percentage	Trigger Criteria
Contract Signing	30%	Executed contract
Rough-In Complete	30%	All rough inspections passed
Substantial Completion	30%	Punch list walk complete
Final/CO	10%	CO issued, punch complete

Project Milestones

Milestone	Target Week	Trigger
Lease Executed	W0	Project start
Design Complete	W1-2	Floor plan and MEP approved
Contractor Selected	W3	Contract signed
Permit Submitted	W2	Application in system
China Order Placed	W3-4	PO confirmed
Permit Issued	W6-8	Building permit in hand
Construction Start	W6-8	Mobilization
Rough-In Complete	W9-10	Inspections passed
Drywall Complete	W12-13	Paint ready
Substantial Completion	W15-16	Walk-through complete
Final Inspections	W16-17	All trades passed
CO Issued	W17-18	Legal occupancy
Equipment Delivered	W17-18	All equipment on site
Tenant Move-In Ready	W18-20	Fully operational

8. Timeline Scenarios

Optimistic Scenario: 13 Weeks

Assumptions:

Permit approved first review (no resubmittal)
No change orders
Weather/delivery issues none
Inspections pass first time

Phase	Duration
Pre-Construction	2 weeks
Permits (parallel)	3 weeks
Construction	6 weeks
Closeout	2 weeks
TOTAL	13 weeks

Base Case Scenario: 18 Weeks

Assumptions:

One permit resubmittal required
Minor change orders
Standard inspection process
China shipping on schedule

Phase	Duration
Pre-Construction	3 weeks
Permits	5 weeks
Construction	8 weeks
Closeout	2 weeks
TOTAL	18 weeks

Realistic/Conservative Scenario: 22 Weeks

Assumptions:

Two permit resubmittals
Moderate change orders
Fire Marshal additional review
China shipping delay (+2 weeks)
Weather contingency

Phase	Duration
Pre-Construction	4 weeks
Permits	6 weeks
Construction	10 weeks
Closeout	2 weeks
TOTAL	22 weeks

Timeline Comparison Chart

SCENARIO      WEEK:  4   8  12  16  20  24
                     |---|---|---|---|---|
OPTIMISTIC           [=======|====CO====]     13 weeks
                     |---|---|---|---|---|
BASE CASE            [===========|========CO=====]    18 weeks
                     |---|---|---|---|---|
CONSERVATIVE         [================|============CO====]    22 weeks
                     |---|---|---|---|---|
              WEEK:  4   8  12  16  20  24

9. Contingency Planning

Schedule Contingencies

Risk	Probability	Impact	Mitigation
Permit delay	Medium	2-4 weeks	Early submission, pre-meeting with I&P
China shipping delay	Medium	2-3 weeks	Order early (Week 3), buffer in schedule
Material availability	Low-Medium	1-2 weeks	Confirm lead times before ordering
Weather (delivery)	Low	1 week	Indoor staging area
Inspection failure	Low-Medium	1 week	Pre-inspection walkthrough
Change orders	Medium	1-3 weeks	Strict change order control

Built-In Contingency Buffers

Phase	Base Duration	Buffer	With Buffer
Pre-Construction	3 weeks	+1 week	4 weeks
Permits	5 weeks	+1 week	6 weeks
Construction	8 weeks	+2 weeks	10 weeks
Closeout	2 weeks	+0 weeks	2 weeks
TOTAL	18 weeks	+4 weeks	22 weeks

Contingency Recommendations

Permit buffer: Add 2 weeks to permit timeline in all planning
China shipping buffer: Add 2 weeks to quoted delivery dates
Weather contingency: Plan deliveries mid-week (avoid Monday/Friday)
Inspection buffer: Schedule inspections with 2-day cushion

10. Schedule Tracking Template

Weekly Progress Report Format

Week	Phase	Planned
1	Pre-Con	Design kickoff
2	Pre-Con	SOW distribution
3	Pre-Con	Contractor selection
4	Permit	First review expected
...	...	...

Milestone Tracking

Milestone	Planned Date	Actual Date	Variance	Status
Design Complete
Permit Submitted
Contractor Signed
Permit Issued
Rough-In Complete
Substantial Complete
CO Issued

Risk Log

Risk	Date Identified	Probability	Impact	Mitigation	Status

Construction Timeline Complete - Ready for Site-Specific Scheduling Phase 9: Build-Out Planning - Plan 01 Task 3 Complete